HomeMy WebLinkAbout2019-10-01 Decision SubDist A Def Master Plan SP MODIFICATION Bk 1,69-67 Pq321. 020376
0-621202! 10-: 06a
Two,of North A]R(jover
Colmnumity Davelopraent and.S tme'Of
'erv10 zes D3r+I&U9 OCT, 2- M.I.I: Irq
X6rth-AndQvqr,-KosachuseW 01845,
cjsION NO TIC-t 0,F bT,,
��-WMCT A DUMTWE M"TFR PIANSPEC' ML j?-URM&
MOD)TICAMON
This is(*(tifYth4Itwe"IY(20)days
M'4elaMd fro.r�dat6 of decWjon
lvfthirt(10y a
Ays4fter the appeal.
Carli De
dAte of fillug thg,9"notke in Dil*
The iDme-or,the Town.Clerk Town Ciem
3DP44: October 1,2019
Date of H] arjug, September 17:. ,_701.9,
October i,.:lou-
Date ofDeclsi= 'OctbbG-r 1,2019,
l�etztiott of: RC-G,westAm NA,ILLC
11 lyaioo ft e4 Suite loo
SomeroleM
.gesso r,s"54,lot
1&2,Ma
Re&nipg to the abovb petftjoa f0f-a M04jocado) tO the gubdislhi6tA
P-trwit'for approved oA. Dealdtive mastof Plan Spedal
Tauua*22,2019,�aye mmebtsof.withSe0oons-.195
aud 19548.9--thrO149h,195t.4&2�0:Qijffia W 'ftough-195-8.8- 195-1-0 7,
fbr the,use-of aPersonal-SmIce Fstabl* dSecdQU90fM,0,L.0A0A' toAow
1_, , sbment widlin the Bm Jaoor retail are&The prope . is located in the
�80 13B,R-4,a-ad Dowutown Overlay ZQah�g DjsWpt,
AfWr apub)lq bea&g giv�n on the above dais,and'updn-a moaon bY"K Bargaesi and 2bI
Pjax*g)�Oard,APPROYES the ModfficatioAp-theq bY A.Yreston,the
for "Phase -, , UbflIstpWADef!njjjvaM,-jS
as�meaftd,audsubject to th,_f 0110w, g:
applicadon. �m conditions. 'fie Motewas (5-0)in FAVOXt of the
ion Enright; ?lax:
On-bgW-of the Mfffi Andovorplfl"4ng Beara
titan Goldberg C h6im�
Kate R rgpesj
Job.S�.oaas
ATrw-
-AT 60 copy
TiDwn'bf NoO4-Ajadover VED
Office of the PlanniAgbepartr�ent. S OFFfCr
COMmuWtYNVe1qPMent and Servico Div-1si".9 C�C.T
12,0 M, *�iW,-S,trea M 0 4 3,
North Audover-i
M4mchusttts-01845 s ry
NOTICk OF))ECjSj()N-
SUBDISTRICT A"DFFLWTfVEi
mA8TE12 pLAN spECIAL PETIT-.MODMCATION
'rills.Is certify that.(wenty(20)days
Any ApPeAl 9hal1beAted have'OaPsed from-date.of-decjslon
without filinDg- pe al
(20)1da:y,5 afterlhe ateof an ap
Ote-0 ffling.iWs notice-in Carla�ativne
tie office of th6 Towjj C16rk ToWri clerk.
)Da.tt. October 2019
Date of g Hoatitt' S epter: dber.1.1,1(?19,
October '201.9.
DOe,O.Declsiow 'October 1, 201.9
Petition on. PC G`WW AMINA LIL c-
11!Valdo Street;Suite 100
SomeOffle,,MA 02143
Pretais'esAffecteid; 4 Mgk 9tree4j4oeth.AAdoVfji-MA,Assessor's Map 54,Lot.I&2;Map 533:.Dot 25.
'Refening to the above petitim far,a w0diffe4fion to the 8ub&tfict A Defiwdve lWaster 'Plan
Permit f6r approved on January 22,2019,.jn.,eqAjrqm eqts.bf with Sedtions 195,�g.I thr Special
an . ! . Ou9h195:-8,8,-19540-7,.
4:195 18-9'ftoughI95�1820 of ' '
the North Andover ZonmgBylaw, Ao allow
for the use of�l pprsGn4l 8- and,Seopn 9 oMG.L.c.40A w
Service Establishmenox4thiii the firg,floor retail area,The Property is locatca.' -the,
) .A, and Downtown Over1ay.2oujng:Dis'
After a public bearing giveii,on-the above.datps,and upon a it fim by K.Bargaesi and 2ud by A.PiestontheL
Plml'-119BOard APPROVES the Modification to the,Siib.distxictADofmifiveAlasti6rPl"'-Special)P -Mit
fCir`-'haleas amended aM subject to-the kowing.Ponditio.ng. The Vot6 was
applicatiqn, F�,VOR of tht�-
Jean Pur!gh
-Oh beh t,-PlanniA4 Director-
Of.of6eNorihAndo*&rPfiLu'laing Board
Ritao Goldber 'C,� ` ' '
. 9, airman
.Kafe.Dargnesi
,'Veter-Boyntb4
.AO,pn Prestoja
ATMT6
Atrue-QRpy
WDYM OCY14
Nigh streat1 No*AndbVdr MA
Assessor's Kap.54,Lot 1&,2,Map 53. L't.25
0
_M.O:Afficat'iap.-8ubdistfjct A Definitive Master Plan'Spe.ciaj Permit-Modification
P.agf,'2 of
The PlanEiing.P3oaxd.h6 6'M'A.PPROVES the h4oQication.ofthe 8ubdis Ot A-De
tn, fwitive Master plan Special
Pbrinit VOWW 04 raniAW 2-2,2019,M.a0cordancd,wiffi thd requirements.of Wiffi Sections 195 8.1 throw155-10-.7, and -19S-.18.9 tfiro'
49h 19-54820 of the North Andover Zoning-Bylaw,:and Section.9 of
c.40A to all6w-jor th6-jise,of 4 Personal S�,M6e Bstablishniont-wiffiin the first floor retail area The
property is:lbtaied-in the 1;-S,..GB,R4. and Downto-vm OverlaY Zohing Disiript The project is located-on the
Site wbiohis-:known and numbered as-4 High Street North Andover,Massachusetts,01845,and shown-on the
Town-Assessm Maps-.as Wap'54,.Lots I&2' and map.53, Lot�5.T- Ju Special Peimit was requested.by the
.
Applicant,RCGWeA*Mill] AJ71valoo.%, qet Suite loo,So'ni6rVille;MA.02:143 The.applicationw. bs-fildd
.by the Applicant with the Planning BoHid on August-22,2619. The 'public hearing.was opened Se0ehaber,1.7,
.2019,atd,closedonObt6terl.,'20�19, The,.App)icantsubmitted acomplete..applicAon,*hich was noticed and
reVi0.R'0d'in.a(jcotdancj,--With-secti6ns,1 95-8.j jg -10.7,acrid 195-18.1of the TWV&of Norffi Andover Z6jjWg
Bylaw and MGL C.40A,-Sed.9.
The KW009 Board-VUed(by a vote of.-S'.6)to..grant tho-Modification:to the-S.Ub i A
d strict
jDAirdlive AIR,ftbP Plan Special)?ermft. A-8pqoW Peiinit issued by the Planning-Bo9rd, a.s Special
Permit.gtanting authority,requires-a'"
vote of at least fouir ineziiliers of five-'
omber board:
The Applicant-is hereby notified that should the-ApPlicant disagree With this decision, the-Appjiaanthas
the right.,under GL Chapter1.
MI 40A,-Section-17 to appeal the decision within twenty days after the date this
debision-has beep,fled-with-&-Town Cle&. a.ys
The Planning Board makes the foU.0wing,l5ndiugs as-raquired by thb-North Audover Zoning.Bylaw§-Secticns
195-I 8.9 through 195-1&20 and 155-16.3 of the North Andover Zonina Bylaw!
FINDIX08 OF FACT
I On April.15,2014,the,.Plannigg.Board approved a Site-Plan Review Special Permit soaato allow the
PretLtion,ofan additional,3'0'.parkLiag spaces�vit.hap'exi'sting' par'k'mgatea,vatha§so6iato' -adsca.ping.
and stOrmw,ater Mnagement within the Downtown overlay District. .associated.
2. On Januaiy 6:2. 01.5 the-Plannigg Board.approved'a Downt6vvuoverkY 8p6ciil Permit to allow the.
P4tig OeWlit04-Of ODO I uildiftg-ou-sitej the creation of a-Aew 120 space parking lot, conservation'
and reconstruction of hListoric'facades:of adjacent buildings,c6nVersion of existing building space f6r,
up to 42 residential apartments, '
'implementation.of the -sig#�:age.master* ptag and -all associated
landscaping and.grading APtivlties-Witbjn the Dowintolkvn OVPFIRY J?istriot.
3. on J4 28,'20 IS the Planning 13 card Approved a.Modification to a Downtdwm-overlay,8pecial.Perruit
and Parlciiag.$pecial'Pezm`
if to alloWthe demolition,of Building 37 M" its en1jrety' ,a ro-orientati6ii of
the-pa4diig lot (152 space .revised laudk4pv', plans, revised sto
i . 9.1 rrnwater management plan and
revised opeTatio.n.and
4. The-vvokk done undu'r the'Prior approvals is..complete and the Site includes the.following-uses which
were cithprby rigl#.or approved by special--penbitb6kre the Do,%mtown Ovetlay.7"ohirig bikdot,Pant
-2.'SIibdist*t A;ITistoriP-Mli Area was adopted:
andW rofip
POA& All:of the uses above ke.eithok allowed.by right or
by a:Special Permit ujidor'Sect"ion'l' 1�-95-18 of the Dow'utoWu- OVerlay Zoning"Distriot, ')?art 2-Subdistrict An Historic Mill Axpa.
4 Hi2b street,North Andover MA
Ar,$sMOVS'Map 54,Lot 1&2;Map'53,Lot-25
-Modi:ffca.�on*-.SA,�.s'tritt.A'r)efm
Page 3 of 6
5. -AWaiver-from the need to file.-an applioatibn for review of and approval of a-Subdistzic#A Prel:imhmry
Master Plan -W48 -approved by the Board on.November fl, 2018-. Review of the Project was
coimolidated under Sectioii Se6tjon 195-I 8.20G of the Zoning Byla*WMC4 allows for consolidation
.ioh
Of-review,for.projects in:Subdistrict A and-under-Arflclo 8. Part I (Parking) and Secdon:1954fi
6. A 8ubdistribtA DefinifivleMager'Plan.$peoiaiPerffiit was approved on Janua.r. - Z.�019�- t 0. w-
hu-a . I . y2 a116 fov
t �pro.V.al 6f existing-uses and improvements, along-with.the allocation bf 837 existing Parking
spaces'16r West.Nj�j on&ti:p' r6perty- lb caied.at 4-Tfigh'S'treet, On streets WithilL.l 00 yards,pa parking
spacw4eased or owned within 400 Y. kixd-s and-shakod
-7. The specifto Site.iE;.,an appropriates location for such use as.it complements the surrounding uses. The
-modifi..catiW-to.the permit is.a continuation.of the existing'use, and conditions.at the.,Sito..
die-Site continues to.p,fovi4c sufficient:paTking, I -c�oqjation,
tragic,
8. The use.as developed will n6t aftorsely affect.-the neighborhood as there will.be no_ chango in the
building's.strucWre,landscaping or screening setback from.tbe'adjacent b0ldiags.
9. 'rh6re will be no nuisaupp or serious hazard 6-vehicles or pedesftiansas:the Sit.6 Will.remain
unchanged and-thef6,Mlt be ne'Wimpacts that will c'auso iiuisancp qrse
or p6dostiians. riou hazardsto vehicles
10. Adequate and appropriate facilities. Will ciontinue to provide.for the proper.operation of the' roposed
-uses; TheTrojecf is b=eAt.jy'.serVi , T
Ced by existiug municipal-water and other ntilities on the Site.
Thd,use'is in hairmony with the,general,-PMT69e and'harmogy.with the gener�I I purpose and intent of,
this-bylaw as exprpssed in Section 19548-9'as*pu_xpose of Subdistrict A is to"encourage. ..
AivOrsO'mix of'i6sideJltial,business, CQMMCrCW, office;govizameittal,institutional,
aj)dotb,erusp,s,,fw 6rozk6rs,--viqitors, and re�idbnts"
: ' ' ' entertainment
,
12, The North Andover 1?ire.'10apartment.
YO*ie*cd 00:V.Plicatlon aa4 deternnincd-that aiiy.Wodifications
or-build-out-Of the proposed space be.in.accordance vnih--780 C-MR and 527 CMR with regard to life
safbly and.fire pxoiectiojj equipment and systems (see email corresp.94qence
.frpm Lieutenant
Michael B6m9-da.ted August-28?20.19).
13.. The Noi-thAndovet Inspector of Biitdings..reviewod tiro applicatioil and detennined t hatj�parking
spaces were requhed.Where were n000nbehis-over .adequate.parking. (see
Maitcorrespbndence
dated August,2 8,261.9,and Sept6mbet-24,2019).
1.4. 'In accordance with Socti6ij 1.954 8.14,.An-other 4gos are%hereby OxPrOSSIY.probibfte4;.e-xcep
whick-aresubstantia4y.si' fla'in.''' �,Uges
m... r.. character-to.the-permitted itted uses.enumerated above;a dotdinifixed'
by the-Pladnir gJ39gct shall be Treated as xeqairing*a speciall perrnitto�be issued by.tht�Planhing
rovecl*by Special Permit within the Definitive Phasq'i
master plan include-oftoe, �es'
waxehouse. aurgat,residential,Miscellaneous retail,medical office, siorage,'and
15. T'hePlanning.)3 o ard has detehniribd thiat Personal Service-Establishments, defined as."An
establishment providiq personal services�Olhc public,su6h as-shoo repair,barbering, dry cleaning,
9
High Street,Nbrth Afidovek MA
'Assessor's M6P 54,Lot N4ap.S3,Lpt2s,
w(Imeation-Subdistrict.A Definitive Master PlAnSpecia'].'Perat-Modification
P49P 4.of 6
eW'Ar.c:subsiWlally similar in.character to the periAitted-tises allowed within the SLibdistrI6tA-,
16, 12Pa4dit Ses are req*.0d.,fbr,P0rs0naj��e facilities:P& Parl&g iequiremdnfs-.are satisfied by-
294,patki4g.spaces-which arelo oated'on&Tioport y at West Mill,and"139 parking spaces whi6h-
are located on-street within -100 As of the property in accord I ' o-with"yards auc S06tioa 195-18.18.13
:("Parking"). The parking-SPROes'are-sh"ed residential I-I)nits and—office/retail-users.
l7. The Applicant has:ptdvided a table sum tiarizing theF.amount Qf parldng required and the amotmt of,
-parking Pr6gosed for the'West Mill dated August:22,2019 (P'IBAse refer to. Tables liked in the
Decision.d6dWnents),
18. The"Projp;OV2(M defined bdf6)y)encourages.a-diversc�pix-p.kesidential3biA, sj-bob=6icial,
.office, , , a],insti . �: . f. mes
' 90veltmetIt - t1itiMal,ente)1aimnent.and'Oher-uses fok wotkeks- visitors
as there is no zhangoin the existihg.structut' " cs'described above.
, 2 and residents,
e8 or us
19. The Pfojeot Will nit&tra&fi QT4 te livability anted aesthetic qualities of the OnVir
o.ninciA.as if.makesuse of existing historic structures and site oonditiohs.
20i The Project promotes a moxe-efficipAt use of land-while protecting natural resources; such as-water
resources, wetlands, Plains,.-
flood .and-.wildlife as itc6txti-. UUekT0,PrOmote eftientland ust'and
prpfpp on of I.he abutting wetland tas6ur&e areas*pro-O.djug habitat tovarious animal vedles..
2 1 The.Proji6d.permits the pkdser.v6tioll of existing structure ilirough.conversioh to new,uses in a
maTwer-that maintains.and enhances the visual
charadtor and aicYtd6tijraI.scAle which
devel9pment withiu Ilie district-as it retains the oxisting historic milt-bu:kIdings ch liarve'heen
restored.
22. Tho,Pt6jedt encourages first floor,retail/tpstauraaxt,spftoc.
23. encourages an aotive stfbet-scap6 lhrobgh.miged',us&s 4nd high qualfty-de
24- Ehd6dages�a-pedestrian and bicycle-friendly environment.
25. The Prof Oct-cbmPlies With the desi0i guidelines under.8cofieA.1 95-18.15,tht`dimeh ibnal.and
deztsity standards under Section -site design guidelines of Section 195-1 g'
16,the J7, the Rite
an-A des'ip standards under$ection 1:95-19.1 83.the'gjgn-ina6t�r pM.pyo'vislons.undex-' Section 195--t
1&.0"with t6general special p
ermit-oritefid established under Sections l J&and.Sub(hstrict-
A. ffistQriv,Mill Area special p' 'it�drjjoiia-pnder-Secti
Orm bil 195-1820.k.
PIERIATIT DEFMTIONS:
26. The:"Locus" Or"Site"Tb&fs to A Portion of the IAAO,.on which the Project is located as shbWA on
Assessors ,Map.5 4, Lot-I& 2,..Map 5- 3,'tot. 2'5', respectively, also-kiidwn As 4 High 'Street, X'o'rth.
Andover,Massachusetts.-27. The"Pjans:ll refer to the plans prepared by Civil Design Group,I 2 Suite 207,Nortb
:I High
A-I'Adovtri MA.O-1-845,-6fit,itle-d",Pro osed.W6stMilt effid_p j) tive Master PIW'dated]December 4;-20 19,
4 Iligh Streiet,Nor-th Afid6viei MA
'Assessor's Map-54,.Lot I&2,Map 53,Lot 25
Modi:66gicin_Subdistrict A.bewifive'M'
aster Plan Special Permit-Math fication:
Wage 5 of 6
"West Mill Parking g4libit dated Daci�mber.4, 201:9i`"W6st'Mill LoOU_ s-`PlaI4I3-dated December 4
2018 And."As,-BIAlt Plaft'West.Mill,`witly sbeets 1-4,dat.6d October,31,20,18
28.-TIO"Project"refers to.ihe Modification to the Sub distfict A Deftitivd Mastei PIgh Spacial Permit for
approved on January 22,.2.0 19,to allow,for the:use of aTerimial Service.Establishment
Establishment within the f1ts.t
floor rotail.area.The property is looEite-d.in the I-$,GB; and X-4 vnderf;ying zOnffi&diqtfl6ts,:as
the DbWhtown Overiky Zoning Distripit,PaA'2 Subdistrict A:
Historic Mill Area,
29. The "ApplicanO refers to.RC6'West-Mill NA LLC, 17,Iv
91pq Stmet, 'S.Owervillej NIA. 02143 the
Applicant the Subdis.tribt.ADeftifiye Masterits-'successors and
Plan SPO�Idl Permit for
10-`The,"PTOj--ct'O,, mee'rdfrrs-tO the Person of.�Aty-4614ffig.the.fee interest to thO,title*tb the Loess from
dine to:tiine,wlridlz Gan include;gut is 11of limited to the Applicant;Developer;Sp4 0)7mer:
.SPECUL 0ONDITIONsi
31. -All Conditions .associated wiih the-xaodltioatio-ft to the Downtdwn OvvFlay Special dated
January 22,i619',and Modification6'
-dated Aprff:15,2014,January 2015,1-uly28s.20.-15shadITeMaib
.in effect except as modifle(i by this Decis'JOU' ,
3 2" Ai.pcy mo difII6afions.,or.bu'ild;out-must be dode in adcord'an'" q with780 CMI�and k-7 tMk..v.nth regard
, ,- * . q � . ard
to.life.safety and fire proWction eqhippient po systems.
-.33. 'The.decision oftho planning.]BO
. . Board ar4 must'be rborded.at the N6rth&sex R j� Deeds,andtwp-
'(2)'c6rtIfied'qq -I- - .9.119try-..o f
pies.of the.rocorded-decigion niust be.siibmitted tothe�fanning Depaitinerit.
GENERAL C ON))XnONS.
34. Any plapts,.trep, shrubs, of fencing that have-beeu:in orporated into V�Q-Landscapo Plan approved in
. W
this Decision that die.or fall into disrepair must be rpplace d-by tbo.Proj eot Owner.in,i 'perp&.W`ty.
35.. The Contractor shall contact-Dig 8af6.,At 169st.72 houxs pri.oi to commencing any Excavation.
36, Gas- Telephojaej Cable an*d Electric :utilities shall. be .installed underground as §pOcified by -the
iesPbr,five" utility Ooirrpanies.
31. 'nU h'(surs for cOAstruc�6n'shall-b e limited to between 7�00:a,rn.,and 5:0 0 p.m.Monday ffiroiigli Fndayj
and between.8:00 ac..M..a4d 5.:0.0 P.m.on Saturday;
3 8. No open burning shall.' ' be douo--eiko.ept as is-perinitted' during the burning-sc4son -under the Fire
.jDepartraeni regulations.
39, The provitions of thi's conditional approval shall,-apply to and be biridi4g upon.the Applicaqtj Its
employees,and all successors and`
assigns in wterest or control.
A
Skoct,-NoA Aijdov4.r Mk
AswSsOr's'Map.54,Lot 1&2,Map�3�,.'Lot 25
MC.OhPcatio4-Subdistrict A-b aini
tive-Master Plan Special Pd=. -Mddiff,,ation
Page 6 of 6
40- Afyact'on-ley A Town Board, Cc�=Rission,or Department, whi!h-requir6s changes.in the pj 0
Oesfgri..of the-.building, ans.. r
as presented to the Plan-�Wg Board, may be-'s'n*bj cot to modificationbvthe
PlanniRgIB(5ard,
41- Ahy revisions to the plAbs shall.be submitted to the Plarmffig bittrtot for review.vie
are,aeem'easubstantiiil,.the deve.loper.must.su'bmit:,rdvised,pi'ans-toth -,Pjaw w.If.-thm-rowsiOng'
-ling HO
ard for appioval.
42. The fol 1.6wi4g,in form atipn:shall b e'-deeme d 0 all of tbc: c'
elan..tltie.& ,Wbst IVEILParking Exhibit"
Date: November-4,2018
Pripared by. : Civil Desigift. '
Group,LLC
21 High Street suite-207
MzIA Andover,.MA 0.1845
PreRr9d-for. -AW North Andover Mill
. ,S LLQ
17 IVaj(?P stroet, suite 106
Somerville,MA 02143.
Prepared by: -Civil.Design.Croup,LLQ
I'High.8treet.Suite.207
Nortm h Andover,IVA-01945,
bate.-. Dec6jnb&r 4`A18
Titled: 4'8ummaty,of-Amouht'of ParKag Required and Amowit of Paiking 5UPP]ied for
wfg Iv6&
Date:- August_'
_ 222,20.19
rX;
Applicant
Abutters